It has come to my attention via my estate agent that my Sowerby Bridge lawyer is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?

Your first step should be to contact your Sowerby Bridge conveyancer. You lawyer should notify you of the situation. If they are not on the panel they may recommend you to a Sowerby Bridge conveyancing firm that is on the conveyancing panel for your bank.

I am assisting my mother sell her house in Sowerby Bridge. Does the conveyancer arrange an energy performance certificate or it is for the owner to coordinate?

Following the abolition of Home Information Packs, energy assessments was left as a mandatory component of moving house. An EPC must be commissioned prior to the property being put on the market. This is not something that solicitors ordinarily organise. Where you are instructing a Sowerby Bridge conveyancing solicitor they might be able to arrange energy performance certificates due to their relationships with reputable local assessors

Can I be sure that the Sowerby Bridge conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Sowerby Bridge seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your conveyancing.

The mortgage over my property is with Aldermore for my property in Sowerby Bridge. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?

Aldermore must be informed of your intention prior to renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel solicitor.

I need some expedited conveyancing in Sowerby Bridge as I have a deadline to exchange contracts in less than one month. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?

As you are are a mortgage free buyer you have the choice not to do searches although no solicitor would recommend that you don't. With lots of history conveyancing in Sowerby Bridge the following are instances of what can arise and therefore affect future saleability: Enforcement Notices, Overdue Fees, Outstanding Grants, Railway Schemes,...

What makes a Sowerby Bridge lease problematic?

There is nothing unique about leasehold conveyancing in Sowerby Bridge. Most leases are drafted differently and legal mistakes in the legal wording can result in certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain parts of the premises A duty to insure the building

You could have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Chelsea Building Society, and Clydesdale all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the purchaser to withdraw.

I inherited a basement flat in Sowerby Bridge, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Sowerby Bridge with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2096

You have 71 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

What is the reason for new build conveyancing in Sowerby Bridge being more expensive?

Purchasing a brand new premises is significantly different from the standard house purchase conveyancing in Sowerby Bridge. Firstly sellers ordinarily demand contracts to exchange inside a short timeframe, the result being a lot of pressure on your lawyer to make sure all is in order. In addition new build properties often necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage company requirements are also more demanding. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.